Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 119 comparable auction sales (17 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: building age, land value, previous sale · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: building age, land value, previous sale
- Comparable support: 119 sales in the wider suburb/type pool; 17 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2/89 Roscoe St | 2 bd · 1 ba | $1.2M | Sept 2025 |
| 15/64 Sir Thomas Mitchell Rd | 2 bd · 1 ba | $1.29M | June 2025 |
| 1/5A Denham St | 2 bd · 1 ba | $2.48M | May 2025 |
Suburb risk flags
crime index: 48 — around sydney average · 35 min walk to Bondi Junction · ~8 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-03 — trained on 169,356 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Bondi Beach — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- The strata scheme: registration is recorded in 1978 and has 12 lots; ask for the strata report, planned works and levies.
- 6 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
Rent evidence — asking vs transacted, Bondi Beach · postcode 2026
$950–$1300/wk is what 2-bed units in 2026 actually transact for (middle half of 380 bonds lodged, Q2 2026 · median $1100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $702 → $1000/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2026, all bedroom counts pooled.
Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.
Growth trend — Bondi Beach units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q4 $1293k (19) · 2025Q1 $1460k (13) · 2025Q2 $1330k (11) · 2025Q3 $1200k (3)
Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 25 Apr 2026 | Sold prior | $1,370,000 | — |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 17 Apr 2026 | $1,370,000 | — |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Zone R3 (Medium Density Residential) under the WAVERLEY LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~33 m · 3 Ormond Street Bondi Beach 2026 | Pools / Decks / Fencing, Balconies, Decks, Patios, Terraces Or Verandahs, Demolition · 1 new dwelling | Determined | not on record | $3.21M | 2021-11-19 |
| ~41 m · 4 Ormond Street Bondi Beach 2026 | Demolition | Determined | not on record | $5k | 2026-04-29 |
| ~83 m · 41 Sir Thomas Mitchell Road Bondi Beach 2026 | Residential Flat Building, Alterations And Additions To Residential Development · 1 new dwelling | Determined | not on record | $498k | 2020-10-12 |
| ~100 m · 1 43a Denham Street Bondi Beach 2026 | Demolition, Erection Of A New Structure, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia | Pending Lodgement | not on record | $3.36M | 2026-08-21 |
| ~109 m · 5 69 Francis Street Bondi Beach 2026 | Demolition, Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure | Additional Information Requested | not on record | $301k | 2026-08-13 |
| ~113 m · 10 9 Edward Street Bondi Beach 2026 | Alterations And Additions To Residential Development · 10 new dwellings | Determined | Approved | $250k | 2021-09-27 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
Construction risk — what no listing tells you
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).
Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.
We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.
The building — its registered strata scheme
Strata plan SP13300 registered 1978 — the building is at least 48 years old · 12 lots in the scheme.
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
What's changing in Bondi Beach — recent local signals
2026-08-17 — Development site — listing's own words: "development opportunity" (10-12 Campbell Parade, Bondi Beach, NSW 2026) (listing rea-149281824 (rea), first seen 2026-08-17)
2026-08-17 — Landbank / amalgamation — listing's own words: "amalgamat" (5/58 Campbell Parade, Bondi Beach, NSW 2026) (listing rea-149739412 (rea), first seen 2026-08-17)
2026-08-14 — Sold in one line — listing's own words: "in one line" (101/134 Campbell Parade, Bondi Beach, NSW 2026) (listing rea-150602336 (rea), first seen 2026-08-14)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Bondi PS (primary) · Rose Bay SC (secondary)
5 primary schools within 2 km · ICSEA ~1137 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. Verify the exact address at School Finder. Intake zones cover government schools only.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, live median, clearance trend and the price model — at aipropertyeye.com. No sign-up for the suburb check; the full board is 7 days free.
Data from published auction results (Domain) and live portal listings. Estimates are never valuations or financial advice. Own this home and want a result corrected? hello@aipropertyeye.com.